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Case Officer: Mr Edmond Riley Photo Taken: 09.01.2014 Site Visit: 09.01.2014 Expected Decision Level: Officer Delegation
1.1 The application site is the curtilage of 118 Woodbourne Road, Douglas; number 118 is a three storey, semi-detached property situated to the east of the highway. A basement level exists at the rear of the property, which is within the Woodbourne Road Conservation Area. The dwelling, although by no means in disrepair, has historically suffered from poor quality external alterations.
1.2 Development along Woodbourne Road is characterised by three-storey buildings representing various historic periods, with significant predominance from the Victorian period. A variety of finishings – both smooth render and a yellow/red brick mix – are evident, with subtle render colours being the most common. Chimneys are also a strong and visible feature to the streetscene, which is largely devoid of front elevation dormer windows (the application property and its semi-detached neighbour being a notable exception) although they are more common in the wider area and in rear elevations.
2.1 Planning approval is sought for numerous small-scale and/or cosmetic alterations to the dwelling: replacement windows, additional cornice detailing, a new front door and the addition of hood moulds comprise the cosmetic alterations. The windows would be timber sliding sash and the door hardwood. A new rooflight and flat-roofed dormer are proposed in the roofspace; two black, metallic staircases along with various window and door changes are proposed for external addition to the rear of the dwelling. Finally, a new parking space is proposed to the rear garden.
2.2 Various internal alterations are also proposed, none of which are of relevance to the determination of the application. The alterations, if approved and installed, would not result in a change in floorspace to the dwelling.
3.1 The application site has not been the subject of any previous planning applications that are considered specifically material to the assessment of the current application.
| Application No.: | 13/91498/B |
| Applicant: | Peter Clarke |
| Proposal: | Installation of replacement and additional windows and doors, enlargement of rear dormer, erection of rear external staircase and creation of rear parking space |
| Site Address: | 118 Woodbourne Road Douglas Isle Of Man IM2 3BA |
4.1 In terms of local plan policy, the application site is designated as Predominantly Residential under the Douglas Local Plan Order 1998 Map No. 2 (South).
4.3 In terms of strategic plan policy, the Isle of Man Strategic Plan 2007 contains two policies that are considered specifically material to the assessment of this current planning application. The parts of General Policy 2 relevant to this application state: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality". 4.4 Environment Policy 35 states that: "Within Conservation Areas, the Department will permit only development which would preserve or enhance the character or appearance of the Area, and will ensure that the special features contributing to the character and quality are protected against inappropriate development". 4.5 Planning Circular 1/98: The Alteration and Replacement of Windows sets down the policies in respect of the alteration or replacement of windows. Part 5, Category (b) Buildings in Conservation Areas states: "If the original windows are in place they should preferably be repaired. If repair is impracticable, replacement windows which would be readily visible from a public thoroughfare MUST HAVE THE SAME method of opening as the originals. Whatever the material used in their construction, the windows MUST HAVE THE SAME pattern and section of glazing bars and the same frame sections as the original windows. "Windows not readily visible from a public thoroughfare must have the same or similar pattern of glazing bars as the originals, but not necessarily the original method of opening, whatever the material used in the construction".
5.1 Douglas Borough Council has no objection to the application. 5.2 The Highways Division do not oppose the application.
6.1 As noted, approval is sought for what primarily amounts to cosmetic alterations to a dwelling that is both within a Conservation Area and has been the subject of unfortunate alterations in the past. The applicant advised during conversation with the case officer during the site visit that the overall intention is to return the dwelling to a more traditional appearance. It is considered appropriate, given the numerous alterations proposed, to consider the application on an elevation-by-elevation basis. 6.2 The most visible elevation, unsurprisingly, is the front elevation and it is here that most effort appears to have been paid to the design detailing of the building. The replacement of the existing, inappropriate, non-opening or casement windows with timber sliding sash is particularly welcome. Hood moulds and cornice detailing is also proposed to
the windows at ground and first floor level in a style to match those of the adjacent building; these, too, are welcome. The addition of a small rooflight to this elevation will not detract from the proposals overall; while this (along with the existing pitched-roof dormer) would not be considered an original feature, the generally widespread existence of these on Woodbourne Road - many of which would have been installed prior to the Conservation Area designation - is such as to make its installation unobjectionable. 6.3 The design approach taken to the front elevation is considered entirely appropriate and in accordance with both the relevant Strategic Plan policies. Indeed, the attention to detail here is considered worthy of support inasmuch as it represents an unusually sympathetic intention on the parts of both the applicant and architect and should be acknowledged as such in this report. 6.4 The side and rear elevations, however, receive a less sympathetic and comprehensive treatment - this is perhaps understandable inasmuch as both are visible only from the access lane running to the rear of Woodbourne Road and in no way observable from the public thoroughfare. That said, none of the alterations proposed is considered wholly inappropriate, albeit that none could be said to offer a return to the dwelling's original design. The rear elevation will have a degree of more appropriate proportion returned via the addition of a window. 6.5 The two staircases are perhaps a little excessive in scale, although their construction of a railing-type material will reduce any significant overbearing impacts on the next-door neighbour. There could be some increase in overlooking, or the perception thereof, from these and the larger window (proposed to replace two smaller windows) but the reality is that there already exists a staircase to the rear of 118 Woodbourne Road, and similarly fenestration is already present to a not-inconsiderable degree, such it could not be reasonably argued that the changes would cause undue levels of harm to the amenity of the neighbouring property. 6.6 An existing pitched-roof dormer is proposed to be replaced by a larger, flat-roofed dormer. This loss of a more traditional (albeit not original) feature at the expense of a less traditional feature is unfortunate, and rolled lead would be a more appropriate design solution than the proposed fibreglass roof material. However, reflecting on the relative commonness of such protrusions at the rear of dwellings along Woodbourne Road, it is not considered that a fundamental objection to the application on this basis alone would be sustainable. 6.7 The proposed parking space is of a size slightly less than would normally be expected ( ). However, the rear access lane is 4.0 m wide at its narrowest point (that is, immediately to the rear of space), while adjacent the space (that is, behind number 120 Woodbourne Road) the lane widens to 6.5 m in width. Visibility along the lane, which is quite open, is good, as is the visibility at the ends of the access lane where it joins York Road to the south and Withington Road to the north. As such, while the space itself is perhaps smaller than would be preferred, the other access arrangements are considered satisfactory to the end that no objection is raised on highways issues. 6.8 Some conflict is therefore considered to arise with the two relevant Strategic Plan policies, although this conflict is not judged to be significant enough to comprise a substantive reason for refusal of the planning application.
7.1 It is recommended that the planning application be permitted. 8.0 PARTY STATUS
8.1 The Highways Division is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, Article 6(4)(d), considered "Interested Persons" and as such should be afforded Interested Person Status.
8.2 The local authority, Douglas Borough Council, is, by virtue of the Town and Country Planning (Development Procedure) (No 2) Order 2013, Article 6(4)(e), considered "Interested Persons" and as such should be afforded Interested Person Status.
Recommendation
Recommended Decision: Permitted Date of Recommendation: 24.02.2014 Conditions and Notes for Approval / Reasons and Notes for Refusal C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal O : Notes attached to refusals C 1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
C 2. The development hereby approved shall not be carried out except in accordance with the following plans, date-stampted as having been received 19th December 2013: 13-J043-PC 01 Rev 3, 13-J043-PC 02 and 13-J043-PC 03.
I confirm that this decision accords with the appropriate Government Circular delegating functions to Director of Planning and Building Control / Development Control Manager/ Senior Planning Officer.
Decision Made : Permitted Date : 27/7/14 Determining officer (delete as appropriate) Signed : Signed : Chris Balmer Sarah Corlett Senior Planning Officer Senior Planning Officer
Signed : Michael Gallagher Signed : Jennifer Chance Director of Planning and Building Control Development Control Manager 27 February 2014 13/91498/B Page 4 of 5
27 February 2014 13/91498/B Page 5 of 5
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